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  • Westpac Introduces Toughest Property Investor Lending Rules Yet

    Westpac Introduces Toughest Property Investor Lending Rules Yet

    Savings

    Yesterday, Westpac [ASX:WBC] announced that it would make it tougher for investors to get financial loans for property.

    From today let’s start, Westpac will need investors to have a down payment of at least 20%. They’re decreasing their own LVR (loan to value ratio) cap to 80%.

    Other banks have already made it tougher for investors to borrow. For example, NAB [ASX:NAB] capped their LVR at 90% last month. As well as ANZ‘s [ASX:ANZ] 90% cap comes into effect these days. The Commonwealth Bank [ASX:CBA] is the only big bank that has not really done much. CBA has just made their investor mortgage loan affordability test a bit tougher. But none have gone as far as Westpac.

    In yesteryear, investors could get loans from Westpac with as little as a 5% down payment. Many commentators insist that this is what has helped drive up property prices. It makes a lot of feeling; a $50,000 deposit goes a lot further when it only has to be 5% of the total cost.

    It will be very interesting, for investors and potential owner-occupiers alike, to see how (or if) Westpac’s new rules change the housing market.

    Westpac’s massive buyer loan portfolio

    Reducing the LVR is a daring move for Westpac, which receives a lot of business from real estate investors. In fact, according to APRA, it’s Australia’s greatest property investment lender.

    It just takes a quick look at APRA’s latest monthly banking stats to see what’s going on.

    westpac investor lending

    Source: apra.gov.au
    [Click to enlarge]

    Westpac has $150.9 billion worth of housing investment loans on its books. Commonwealth Bank has $127.Nine billion, NAB has $65.8 billion, and ANZ has $60.4 billion.

    In May 2014, the same time last year, Westpac had $137.2 million worth of investor loans. Without the rounding, Westpac’s investor lending development is sitting at Ten.01%. APRA wants banks to slow investor lending growth to under 10% per year.

    Who is it truly going to affect?

    On the face of it, Westpac’s new rules sounds like a great tough measure against insane, speculative investing. The thing is, it is going to affect first-time investors more than others.

    Investors can still get a low-deposit property investment mortgage if they have their own owner-occupied home that has a certain amount paid off. Or even they can use mortgage insurance, which can potentially cost thousands of dollars in premiums anyhow.

    In other words, rich people with plenty of assets to secure their loans will still be able to be lent with high LVRs.

    It’s just people who are purchasing their first investment home who will have trouble. Or even those who are buying an investment property before their first house, and renting where they want to live in the meantime.

    It affects the people who can least afford to spend years and years saving the 20% deposit, while property prices escalate.

    By the way, if you’re thinking about investing in property but are not quite ready to take on a hefty (possibly second?) mortgage, there are alternatives. In his report ‘The Three Best Investments in Australia for 2015 and Beyond’, Kris Sayce explains how you can invest in Aussie property through the stock market. He even indicates a few stocks that he believes will perform well. Click here to find out how to download your totally free copy.

    Eva Mellors,
    Contributor, Money Morning

  • Why Australia Won’t Have a Recession Any Time Soon

    Why Australia Won’t Have a Recession Any Time Soon

    Image of male in suit with newspaper reading it in office

    There is so much wealth being created and invested at this time that $338 million actually looks like a small amount of money.

    Today’s Money Morning will show you why.

    That figure is how much the second stage refurbishment of Rod Laver Arena in Victoria is going to cost.

    The Age reported around the development yesterday. It will incorporate a new eastern entrance ‘pod’, a brand new footbridge to link the center to the CBD, and a refurbished loading bay.

    The work is due to begin after the next Australian Open. It’s due to finish in 2019.

    There is so much development happening right now across the country, the Australian economy is highly likely to keep humming along.

    Don’t allow the swings in the stock market draw attention away from you or spook you out of the positions.

    20,000 dwellings in a new Sunshine city

    Let’s remember up in Queensland on the Sunshine Coast that Stockland [ASX:SGP] plans to invest $1 billion in local infrastructure over the next 10 years as part of its Aura development.

    We’re speaking a new city here, such as 20,000 dwellings, plus education centres and private hospitals over 2360 hectares of land.

    Further north, the $50 million Cairns Aquarium as well as Reef Research Centre is officially under way. Not only that, however according to the Australian Financial Review this morning, you can include:

    ‘…a $45 million adventure water park; the actual?$200 million refurbishment and redevelopment from the Sheraton Mirage Resort in Port Douglas; a $23 million upgrade of the Tobruk Memorial Pool into an marine and leisure centre; along with a $65 million Cairns Performing Arts Center due for completion in early 2017.’

    That’s all chicken feed compared to the $8.Fifteen billion Aquis Great Barrier Saltwater Resort billionaire Tony Fung has committed to.

    There should be plenty of people to enjoy all the new facilities as well, if the latest tourist figures stay like they currently are.

    New flights between Brisbane and Tokyo have increased the number of Japanese tourists arriving here. The Australian Bureau of Statistics says figures were up 18% for September. For all international visitors, the figure was up 10%.

    The quantity of Chinese visitors grew 23.9%

    A lower Aussie dollar no doubt makes the beaches, the ale and barbecues even more persuasive than a Paul Hogan ad.

    Perhaps Travel and leisure Australia should run individuals Hogan ads in China. These people never would have seen all of them the first time around. TV sets were in short supply in China back then. Therefore were outbound tourists.

    How would you say ‘shrimp’ in Mandarin?

    This is barely the stuff of a coming recession.

    And that’s just around australia. Things overseas look much more bullish.

    Here’s a taste…

    Property developer Uk Land just announced plans for a pound 2 million redevelopment of a 46 acre site in South East London. It’s going to take ten years to build. Construction is due to begin in 2017.

    Not only that, but according to the Financial Occasions, Rival developer Sellar Property Group is seeking to build 1,000 homes on a neighbouring site, including some in a 40-floor tower.’

    This is all simply boring old property development. Wait until you hear about the truly exciting stuff…

    The future is R2-D2 on steroids

    The Guardian reported last Friday that Toyota is going to commit US$1 billion in a research company it’s setting up in Plastic Valley.

    Its mission: develop artificial intelligence and robotics, and make Toyota the market leader in these spaces.

    This isn’t science fiction. It’s already here. Take this from the post:

    Toyota has already shown an R2-D2-like automatic robot that scoots around and picks up things for people, designed to help the elderly, the sick and individuals in wheelchairs. It has also shown human-shaped entertainment robots that may carry on conversations and play musical instruments.’

    And let’s not forget the latest announcements from Apple. Chief executive officer Tim Cook thinks laptop computer is dead. He has the actual iPad Pro to prove it, too.

    In one feeling, that’s a surprising statement because Apple actually increased desktop sales year on year.

    But it was the only company to do so. According to technology research firm Gartner, PC sales have dropped 9.5% over the past year.

    Apple isn’t short of cash to find out the answer, anyway.

    Apple has become sitting on $207 billion in cash. Apparently, it’s the first corporation to ever cross the actual $200 billion mark.

    There are large gains building in the world. To start capitalising on them, click here.

    Callum Newman,

    Associate Editor, Cycles, Developments & Forecasts

    From the Port Phillip Publishing Library

    Special Report: If you want to get ahead in this world, it pays to have powerful friends in high places. With this new advisory, your family will enjoy one. A portfolio manager at the West Shore Team, and adviser on international economics and financial risks to the US Department of Defense. Rick Rickards is no ordinary financial newsletter writer.?And Strategic Intelligence is no regular newsletter… (more)

  • The One ‘Resource’ the World Doesn’t Need from Australia

    The One ‘Resource’ the World Doesn’t Need from Australia

    Australia High Resolution Economy Concept

    Here we go again.

    It appears like only last week that A holiday in greece was in the headlines about elections and its debt problem.

    Now its back.

    Alexis Tsipras is back as Greeces prime minister.

    What may happen this time? Its something else for traders to worry about. But in truth, its only a sideshow. The real worry for Aussie investors is right here in Australia.

    And theres no sign it’ll get better anytime soon

    From a report in the Age:

    Foreign investors have turned especially bearish on the Australian economy, along with one describing it as toast, the National Australia Bank statement says.

    Chief economist Ivan Colhoun said a recent visit to clients in Britain, continental Europe and the Middle East exposed uniformly negative view on Australias prospects.

    This is why all of us took the controversial choice to publish Vern Gowdies new book, The End of Australia.

    You can find out how to get your hands on a copy here.

    Cue the next recession

    Now, although we see bad news ahead for that Aussie economy, seeing the actual mainstream take the same view gives us pause for thought.

    But not for too long.

    Its true that the mainstream usually arrives past due on the scene with things like this.

    But its not true to say that the mainstream is a counter indicator.

    Typically, the actual mainstream will grab your hands on a story once the impact has already been underway.

    Then, as the message (positive or negative) filters through to the bulk public, youll start to see the biggest reaction in the market.

    Thats because, until that point, the mainstream is possibly ignorant of whats going on, or hasnt taken it seriously.

    Thats where we’re with the Aussie economy right now.

    Remember, its a long time since the last Foreign recession. Its a shame Joe Hockey wont be around to see the next one


    Source: Bloomberg

    Also keep in mind that foreign investors still see Australia as a resources economy. Foreign investors also begin to see the Aussie dollar as a goods currency.

    When the commodities sector was strong, the Aussie dollar was strong. Whenever commodities weakened, so did the Aussie dollar.

    An indisputable link

    Today, the iron ore price is US$57.30 per tonne.

    Thats a long fall in the giddy heights above US$180 per tonne in 2011.

    Here, well show you another chart. If you need more evidence of the link between the value of the Aussie dollar and the price of commodities, this is it.

    Below is a chart of the Aussie dollar (yellow line) from the price of iron ore (white line):


    Source: Bloomberg

    You dont need to be Columbo to interpret which chart.

    Of course, some will state that the Aussie economy is evolving. Mr Colhoun, from National Australia Bank, told Bloomberg:

    At the present period, the improvement in the non-mining economy is more than outweighing the drag from mining, particularly in an employment feeling.

    That may be true. But how about in an export sense?

    That doesnt seem so clear. Look, were not saying that the Aussie economy is only good for digging things out of the ground as well as selling them to China.

    As somebody who has followed small-cap and microcap stocks around the Aussie market for more than a 10 years, we know there is plenty of development in Australia.

    But digging up sources and selling them to China is different to innovating within technology and selling that technology to the world.

    The world doesnt need Australia for this resource

    When it comes to sources, Australia is one of the worlds leaders. In the event that China wants iron ore, it has two options Australia or Brazil.

    But when China (or any other country) wants a different kind of resource technology Australia isnt the initial place that springs to mind.

    China includes a home-grown technology industry. If it cant get what it wants at home, it can get it from the US, Singapore, Hong Kong, Europeand somewhere else.

    For years investors, commentators, and economists worried if The far east could adjust its economy to the future. They may well have a cause for concern. But here in Australia, folks need to worry regarding Australias ability to adjust.

    It may achieve this. But even if it does, it will take a long time. Its why we recommend investors get hold of Vern Gowdies new book now.

    It has the details on how issues will pan out for that Aussie economy, and what investors (and non-investors) can do to prepare for it. Go here for details.

    Cheers,

    Kris

  • Melbourne Breaks Its Own Property Auction Record (and it’s Not Just Because of Investors)

    Melbourne Breaks Its Own Property Auction Record (and it’s Not Just Because of Investors)

    MM0025-Facebook-Ads-1-5

    Victoria played host to a record number of real estate auctions within the six months up to the end of 06.

    Just over 13,000 houses were sold at public sale from January to June. In the same period this past year, 12,400 homes went to auction. That’s nearly 5% much more.

    Most of that growth came from the actual outer suburbs of Melbourne. That’s those large, still-kinda-affordable and surrounding suburbs on the edge of the greater Melbourne area. Those suburbs noticed a 20% increase in the number of auctions.

    More buyers are heading additional out of the city to look for affordable homes. That’s boosted the amount of people inspecting each property. When the number of people showing interest exceeds a certain number, it can make more sense for the owner to auction the property instead of selling it privately. By doing this, they can maximise the sale price.

    Enzo Raimondo is the CEO of the Real Estate Institute of Victoria (REIV). He explained why auction numbers are dealing with the roof. And to the shock of some, it’s not just due to interest from investors. Mister. Raimondo says there’s growing curiosity from owner occupiers who want to get into the property market before it’s too late. He says they’re looking in areas which are still affordable, and within commuting distance of the CBD.

    Property investor Carol Williams says that, from an investment strategy perspective, she prefers not to battle it out at auctions. ‘We don’t normally purchase at auctions as we prefer to offer our own price, and if it’s not recognized, we walk away.‘ She’s additionally not bothered with where the ‘hot’ suburbs are, preferring to invest in the areas she knows nicely. ‘We have usually bought close to where we live in order to keep an eye on themWe know the [local] market and prices well.A Williams also mentioned that taxes factors are one of the reasons she chooses certain properties over others.

    It seems possible that owner-occupiers are being pickier about where they’ll reside, driving up prices at auctions. And investors are searching for certain strategic priorities, traveling up prices in private sales.

    It’s interesting to see which suburbs have the largest number of online auctions. Auction interest seems to be focused in the eastern suburbs. The actual REIV says that Mount Waverley, Wantirna South, Glen Waverley as well as Bayswater are amongst the top 10 suburbs with the fastest growing auction figures. In fact, Wantirna South doubled its number of auctions compared to the same time last year. Richmond had the highest number of auctions of any internal city suburb.

    According to the REIV, ‘the 2015 auction capital is Reservoir – for that second successive year.A High auction numbers and attendance levels have helped drive up average prices in Reservoir. The current median is $600,000 for a house. Prices grew 3.5% in the quarter as much as March. Interestingly, the average price for all six suburbs surrounding Reservoir is just $569,900.

    house price map melbourne
    Source: REIV
    [Click to enlarge]

    What’s so special about Tank? Well, if you believe the hype on suburb review site Homely, Reservoir is set to be the hottest new suburb among young families looking for space as well as affordability. One user stated ‘We moved here 18 months ago after being priced from the inner North. Not surprisingly most of our neighbours are young families same as us.’ Another called it a ‘great up and coming family suburb‘, saying ‘I have recently purchased in Reservoir with my wife and 2 young kidsI believe this is a great area for families and we are very happy with our purchase.’

    Pro-Reservoir local people love the parks, the actual proximity to Preston Market, the local public schools, and most of all the relative affordability compared to inner northern suburbs. But not everyone is a fan. IT professional Billy Bob Friday* disagrees. ‘I’m looking to buy, but Tank is a [expletive redacted]’ said Friday. ‘Had to call the police on my bogan neighbours when they started a bare-shirted fist-fight in the middle of the street at 3ama week after I moved out of Lawley Street, there were deaths in a gang-style shooting at the strip shops one street away.A Crime remains a concern, even though 2013/14 stats from Victoria Police reveal that the rates of most main crimes are going down in the council area to which Tank belongs. Still, perhaps this particular reputation is why Reservoir has not reached the lofty heights of neighbouring Preston ($744,000 median) or Coburg North ($682,000 average).

    By the way, if you’re interested in trading but don’t want to spend a lot of money to actually buy a property, there is an alternative. You can get a foothold within the property market via the ASX. Forget having to get up at the crack of dawn on a Saturday to drive to the suburbs. You don’t even have to put on pants — just invest on the internet in the comfort of your own home. In his report ‘Three Best Investments around australia for 2015 and Beyond’, Kris Sayce shows you how it is done. He even indicates a few stocks that he thinks are worth your attention, if you want to get skin in the property game. Click here to find out how to download your free copy of this report.

    Eva Mellors,
    Contributor, Money Morning

    *Real title withheld

  • Six Million Kids Turn a Tech Minnow into a Dairy Giant

    Six Million Kids Turn a Tech Minnow into a Dairy Giant

    Source: Keith Weller, USDA

    I hate planes. Actually I ought to rephrase that. I love planes. I simply hate travelling on airplanes. Especially in economy class.

    I’ll be truthful, I can’t afford to travel business class all the time. It’s just not really feasible with the amount of travelling I do. So usually I’m down the back end. Squeezing into chairs with insufficient leg and shoulder room.

    At 6’3″ and a nip over 100 kilos I am just not physically suited to economy class. I guess it should inspire me to make more gold coin I guess… Anyway although I do bemoan the sardine-can-like feeling, there’s an upside to the travel I do.

    Actually there are a few upsides. I get a chance to fulfill a lot of interesting people through many different backgrounds. And I also see how different consumers behave amongst the duty free shops.

    Now you might be thinking, consumer behaviour at duty free stores, how is that interesting? Nicely I’m about to tell you.

    You see people usually buy things from duty free that they want but can’t get because cheaply in their home country.

    That’s why you see hoards of Aussie’s loaded up with booze on arrival back home. Or in the UK it’s a couple bags associated with perfumes and smokes. Asia is a unique in that many returning travellers are transporting some kind of UGG Australia item, or variants of wellness food from Manuka Honey to milk powder.

    Sitting at gate lounge eight before my long trip back to the UK, I saw a young Oriental couple carrying a tote of milk powder with them. I noticed it since about 15 minutes earlier I would taken a photo of the same carry bag at the Duty-Free shop.



    I took my personal photo because I was fascinated by this milk powder display. As you can see, nestled in among all the phones, cameras, earphones and wireless speakers is a giant array of milk powder.

    It was front and centre as you stroll to the international gate lounges. You could not miss it. The other factor that I was interested by had been the price. $98 a bag.

    I thought that was pretty expensive. But with high (and growing) demand for milk and milk hues maybe it’s actually pretty cheap.

    The greatest change to China in 35 years

    To have the display so prominent among all the sheep skin and UGG boots must mean they shift a fair bit of the actual stuff.

    But then again, when I look at the stock price of Australia’s big nutrition companies, it actually makes very good sense.

    For example, Australia’s Blackmores [ASX:BKL] is up 419% each year. The company’s vitamin products are selling away because of immense demand in China.

    Capilano Honey [ASX:CZZ] is up 168% in a year. This is off stronger demand across Asia and the promise of the Australia-China free trade agreement.

    And for any company selling high quality foods into China things are about to radically change.

    You see, in October China chose to drop its infamous ‘one child policy’.

    This policy is a relic from the old Communist Party. The policy put a prohibit on couple having more than one child. Its purpose was to avoid a ‘population bomb’. The thought at the time was that China’s population would exponentially grow out of control.

    That never happened.

    But for 35 years the policy has been in place. It’s now on the out because China faces another long term problem. An ageing population.

    And we all know what kinds of problems that can create. You only need to look to Japan for evidence.

    With the one kid policy lifted, Credit Suisse estimate that by 2017 China often see an extra six million new births yearly. That might not sound like a great deal for a country with a population of 1.357 billion. But remember which six million is the equivalent to 25% associated with Australia population. So that’s a quarter of Australia created every year into China…simply by lifting the policy.

    That’s a lot.

    Who benefits? The milkmen

    In a report on the birth policy Credit Suisse explain,

    Related sectors including baby formula, diapers, medicine, kids wear, and appliances. Assuming cost of raising at 40,000 yuan per year, additional consumption will be 120-240 billion yuan per year from 2017, translating into 4-9 per cent of total retail sales.’

    This will probably be big for Aussie meals companies. For one company it’ll completely change the game.

    In August/September this year technology company, OnCard International [ASX:ONC] chose to change direction. The company had been getting out of the tech sport and into farming.

    They offered their OnCard tech. Then with the proceeds they bought a plantation.

    They also appointed, Rob Woolley as Chairman. This is significant. The thing is Woolley is also Chairman of baby food maker, Bellamy’s Australia [ASX:BAL].

    But the largest news of all is the bet for one of Australia’s largest dairy products farms the Van Diemen’s Property Company (VDL).

    Word has it, together with OnCard, a consortium of Chinese buyers is in the bidding war. As far as who will win…we don’t know yet. It looks guaranteeing for OnCard. But there’s been no definitive word either way.

    What we all do know now is the price for VDL will be around $180 to $220 million.

    Why so much for dairy farms? Well VDL produce around 100 million litres of milk and seven.7 million kilograms of milk solids per year. And where do you think most of this will go ahead now? That’s right — China.

    What happens if OnCard wins? Well there’s a possibility they could be the ‘Blackmores’ or ‘Capilano’ associated with 2016.

    But it’s not just OnCard. Any company that sells food and nutrition directly into China could be in for the bumper few years ahead. It’s one of the most exciting times for Aussie food companies ever.

    Regards,

    Sam

  • How Can Aussie Listed Property Funds Innovate in Aged Care and Retirement Living?

    How Can Aussie Listed Property Funds Innovate in Aged Care and Retirement Living?

    Green Housing

    Retirement living is a key investment priority for many listed home funds right now.

    Today, Stockland [ASX:SGP] closed an offer to purchase eight retirement communities from Masonic Homes for a wholesome $75.8 million.

    Last week, Eureka Group Holdings [ASX:EGH] acquired its Eleventh retirement village.

    In May, Estia Health [ASX:EHE] acquired four new nursing facilities across two states.

    Several providers are also building new facilities. And they’re not your common old folks’ homes either. They’re modern, stylish buildings along with blends of independent residing and nursing home rooms, with regard to continuous care.

    Analysts are positive about the future of the retirement as well as aged care living industry.

    For example, Tom Duncan, associate director of research at Colliers Worldwide, reports that:

    The Healthcare and Retirement Living (HRL) sector, which includes aged care [and] retirement livingis poised for growth. This is fuelled by strong investment fundamentals and Australia’s growing and ageing population who will seek more economic living choices. HRL is subject to significant marketplace interest [because of] a greater than ever need for a good offering in this key sector.’

    According in order to Department of Health predictions, Australia will need an extra 7,667 aged care places per year up to 2022. That’s in addition to the thousands of independent living dwellings that will be built to meet demand from older Australians selectively downsizing.

    But what does ‘economic’ mean? Surely it doesn’t simply mean cheaper to buy into, or cheaper to be a member of? And importantly, what does ‘solid offering‘ mean? Does that mean specialist care for different conditions, a variety of home styles, different price points, or anything else altogether?

    One thing is clear. As the retirement and aged care market becomes more crowded, large listed funds will have to diversify to stay competitive. In Duncan’s statement for Colliers, he also mentioned which ‘The ideal balance of a profile [of retirement properties] will include an appropriate mix of new and innovative product‘.

    For inspiration on what’s ‘innovative‘ in retirement living, Aussie property companies look overseas.

    De Hogeweyk

    De Hogeweyk is a gated village that’s part of the Hogewey nursing home company in Weesp, in the Netherlands. It is owned by Vivium, a government company.

    The reason this Dutch village is so unique is that it has been specially designed for residents along with dementia. It’s a self-contained community with its personal park, town square, grocery store, theatre, salon, eateries, and so on. There are 23 houses among the 152 residents.

    Over 250 staff act as shopkeepers, waiters etc. whilst caring for the residents. They help to maintain the Truman Show-style ‘reality’ that the citizens live in. This is labour-intensive and expensive. So to help pay for all this, the public are allowed in to spend money in the shops and entertainment venues.

    De Hogeweyk

    Left to right: the square, some of the shops, the supermarket, and the pub.
    Source: Allianz, realestate.com.au
    [Click to enlarge]

    Residents are reportedly happier, healthier, and require less medicine. Each resident pays about euro 5,000 per month for a place in the village. That’s around $7,216, or $236.Sixty per day. In Australia, the maximum basic daily fee that the government will pay for new residents is actually $47.49 per day. So the ‘dementia village’ in Australia would be a high treatment option, or a premium option that wealthier families of dementia victims could elect to pay for.

    The expertise to design a village like this is readily available. Dementia Village Architects is a Dutch firm that’s worked on De Hogeweyk, as well as the future Mahal Cielo Village in San Luis Obispo, California.

    Lasell Village

    Several research indicates that lifelong learning has real health benefits. Seniors that continue to learn are often crisper, more engaged, and happier. A 2004 study in the Oxford Review of Education said that ‘Participation in lifelong learning had effects upon a range of health outcomes; well\being, protection and recovery through mental health difficulties, and the capacity to cope with potentially stress\inducing circumstances including the onset and progression of chronic illness and disability. These effects were mediated through relatively immediate impacts of learning upon psychosocial qualities; self\esteem, self\efficacy, a feeling of purpose and hope, competences, as well as social integration.’

    In other words, it’s got emotional and mental benefits, as well as physical types.

    At Lasell Village in Newton, Massachusetts, they’re serious about senior education. So much in fact that it’s compulsory. Residents in the village must complete a the least 450 hours of academic classes and fitness classes every year.

    lifelonglearning5

    Source: Lasell Village
    [Click to enlarge]

    Courses are run in the Village, and residents will also be encouraged and helped to attend nearby colleges. For example, they can take undergraduate and move on programs at the nearby Lasell College. Some residents also teach or tutor. Residents can also take courses at other institutions. Harvard University is under 20 minutes away, so they’re in good academic organization.

    High rise retirement in China

    In The far east, it’s traditional for seniors to move in with their children whenever they can no longer maintain their own home and look after themselves. In many cases, they’ll start living with their children well before they even retire. It’s seen as the children’s duty to maintain their parents and grandma and grandpa. Elderly people are accorded the highest possible level of respect and treatment.

    But Chinese society is changing. There are many worldly couples and lovers who don’t want m and b to relocate with them when they’re old. They have careers to chase, abroad holidays to take, and they’re accustomed to the idea of personal space. That doesn’t mean they don’t love and respect their mother and father, though. They want the best of amenities and care for their parents — they just want to outsource it. Which is why there’s burgeoning international interest in luxury retirement living within China.

    Still, land prices are absurd in major cities like China and Shanghai. So it doesn’t really make sense for Chinese companies — or even foreign companies operating within China — to build spread-out Western design villages. The smart option would be to design high rise apartment buildings that also meet the mobility needs associated with older residents.

    Enter the Xiangshu Bay project, currently being developed in Shanghai through American firm Merrill Gardens.

    Xiangshu These types of will offer meals, housekeeping as well as medical supervision. But it will also have purpose built recreation spaces, manicured gardens, transport for shopping and appointments, along with a swimming pool. A restaurant, caf, fitness center, library, spa and hair salon will round out the luxury onsite offerings. Merrill Gardens is also attempting to cater to the locals with mah-jong rooms, arts studios, along with a tea house.

    In addition to the actual nursing home area, and a safe area for residents with dementia, the work will also have 150 independent living units.

    merrillshanghai

    Source: merrillgardens.com.cn
    [Click to enlarge]

    They’ve also got another stunning tower planned for the northern city of Harbin.

    1-2

    Source: merrillgardens.com.cn
    [Click to enlarge]

    Of course, places in these developments won’t come cheap. The company is planning to charge up to $3,375 a month for a place at the Shanghai improvement.

    In some ways, it will be a proof-of-concept with regard to Chinese interest in luxury supported retirement living.

    It could go head to head with the developments underway by Australia’s Aveo Team [ASX:AOG] in partnership with Tide Holdings The far east. They’re planning two developments, in forested areas outside Shanghai (left) and Beijing (right):

    RiversideGreen Housing

    Source: Aveo China
    [Click to enlarge]

    It seems developments like these could be a smart option for high-priced Foreign cities including Sydney as well as Melbourne.

    By the way, if you’re thinking about the idea of a luxury retirement neighborhood, but you’re not sure if you’ll have sufficient to pay for one, don’t miss Kris Sayce’s report ‘5 Things You Can Do In The Next Thirty days To Boost Your Retirement Pot’. Within this report, you’ll find invaluable tools, tips and tricks for maximising your retirement wealth. Kris’s simple 5-point plan’s something you can put into action today…to help boost your retirement pot in the next 30 days. Click here to discover how to download your free copy.

    Eva Mellors,
    Contributor, Money Morning

  • Changing Tide on the ASX

    Changing Tide on the ASX

    china_australia660

    On Monday last week, I was invited to the listing ceremony associated with?Dongfang Modern Agriculture [ASX:DFM]?at the Aussie Securities Exchange (ASX) in Sydney.

    In a moment, we will have a countdown according to custom. Feel free to join us,A said an ASX spokesman.

    A crowd was standing on the Exchange floor, precisely one minute before 10am. With just 20 seconds until marketplace open, everybody got their phones out to take a picture…myself included. You can see some of the crowd in my photo beneath.

    Then the countdown started…

    10, 9, 8, 7… 3, 2, 1 — ding, ding ding! Dongfang Modern’s Chief executive officer, standing at the front of the crowd, rang a bell.

    Everybody applauded.

     

    This was my first time witnessing a listing. However, this isn’t too unique for veterans like Rich Li, the executive chairman of?GoConnect [ASX:GCN]. He has taken a number of companies community in his career, and he intends to continue doing this in the future.

    But the listing of Dongfang Modern was a special occasion. It is the first privately-owned Chinese agriculture company to list on the ASX in over 20 years.

    You may ask why that is so special.

    You need to place this listing into perspective. Think about the free trade deal with China. And the ‘rebalancing’ the Book Bank of Australia (RBA) continues to be talking about. What could this suggest for agriculture in Australia?

    Things tend to be changing on the ground, and as a trader you need to be aware of it.

    The free trade deal with China means more exports of competitive Australian agricultural products to The far east, the world’s largest market. As well as Dongfang Modern’s listing in Australia has its proper considerations. They mean to tap into the liquidity of the Australian market, with a particular focus on Chinese agriculture and Chinese consumers.

    The RBA has said that the Aussie economy has been ‘rebalancing’ well. These people mean that there has been a change from mining-focussed investments to other opportunities…such as agriculture.

    For Australia, what this means is a few things. Agriculture will be warm as capital shifts to sectors that will benefit from the free trade deal and China’s rising consumer wealth.

    It also means more Chinese agricultural companies will follow suit. They want to list around australia. They want to tap into the capital marketplace here.

    Another point worth considering is the fact that Dongfang Modern, and other businesses under people like Rich Li, are privately-owned — as opposed to state-owned.

    We are viewing the flourishing of private capital in all sectors in China, but particularly in agriculture.

    It really comes down to culture

    In my conversations using the management, brokers and other veteran investors at the event, there is a clear demand for more cross-cultural knowing.

    Don’t take this point lightly. This is exactly what it really comes down to.

    For Chinese businesses such as Dongfang and GoConnect to be found, they need a wider range of brokers, investment banks and institutional investors to understand the Chinese scene.

    At the same time, it is really the company’s personal responsibility to make research, promotions and contacts more widely accessible. And in English!

    Mr Li told me that a lack of understanding of the Australian market, culture, language, and economic climate often undermined the success of Chinese language companies in Australia. That’s a common problem with Chinese companies indexed by other parts of the world too.

    And I understand exactly what Li is talking about…

    Chinese tradition is quite conservative, and to an extent arrogant. It is not arrogant in the sense that it shamelessly pushes its culture outward. Quite the opposite. There is the lack of effort to create connections with the broader worldwide community.

    In Western systems such as Australia, Chinese companies have to put in a lot more effort. They need to make their materials available in English and promote themselves inside the Australian capital market.

    Just such as Chinese Premier Xi Jinping’s visit to the US and Britain. They need to set up understanding between cultures as well as break down those barriers.

    The perfect time

    Now is the perfect time to buy into rising market stocks. Why? Because we are going through a bottoming process for emerging markets, along with a sustained rally will soon be here.

    The stocks on the New Frontier Investor buy list have rebounded by an average 5% during the last four weeks. For a number of stocks, the actual rebound was between 10-20%.

    And that rebound looks to be just the beginning. Using analysis based on average target prices on the market, most of the stocks I’ve recommended look set see much more strong gains. Some should gain 5-15%, while a few should rebound 44-57%.

    You can find out more about the actual emerging markets I recommend purchasing — and the stocks that should see the most growth in the coming several weeks — here.

    Regards,

    Ken Wangdong,

    Emerging Markets Analyst, New Frontier Investor

  • Why Don’t APRA’s Investor Lending Rules Appear To Be Working?

    Why Don’t APRA’s Investor Lending Rules Appear To Be Working?

    Downtrend stacks coins,on the financial stock charts as background. Selective focus

    For nearly a year now, APRA has actively been trying to get banking institutions to lower the growth rate of the lending to investors.

    Towards no more last year, they set a strong target of under 10% growth.

    Over the past couple of months, banks make moves to reduce investor credit growth. Or so they said. A few banks changed the ‘stress test’ installed applicants through, raising the hypothetical interest rate they evaluate their incomes to. Others removed the special deals these people offered to investors. Deals for example interest rate discounts, fee-free applications, and so forth.

    But on first glance, it doesn’t seem to have worked.

    Yesterday, APRA put out its latest month-to-month banking statistics.

    They showed that the total value of investor mortgage debt has grown by nearly $4.Sixty five billion in the last month. It’s gone from $474,076,000,000 to $478,725,000,000.

    This period last year, it was $430,584,000,000.

    That means it’s grown by 11.2% over the year.

    But that doesn’t necessarily mean that APRA’s pressure is not working. Or that banking institutions aren’t trying to slow buyer credit growth.

    The other things that may be happening

    The numbers need to catch up with the actual banks’ changes

    It might take a while for investor lending numbers to catch up with the changes that banks have made. Most of the big banks have only made changes, like getting rid of investor discounts, for a couple of months. If they’d been attempting to slow investor lending since May last year, then the 11.2% figure would be a fair measure of how poorly they’re doing. But it’s not. It could take several much more months to see if the buyer mortgage stats change.

    ?There’s a different number of banks making up APRA’s stats

    In May 2014, there were 71 banking institutions on APRA’s list.

    In May 2015, there were 73 banks on the list.

    In the actual chart below, the green featuring shows banks that had buyer mortgages in May 2015, but not in May 2014. Either because they didn’t exist, because they weren’t officially banks before, or even because they only recently started offering investor mortgages. For instance, Auswide Bank was just launched at the beginning of April this year, but it’s made up of building societies that have been around for several decades.
    Note: figure Equals millions of dollars. So 1 Equals $1 million.

    apra monthly 14 15
    Data source: APRA
    [Click to enlarge]

    Only 1 bank that did have buyer mortgages on its books in May 2014, didn’t have all of them in 2015. That’s Investec Bank, which got bought by Bank of Queensland and renamed BOQ Specialist. The other bank which made up the numbers was Bank of Scotland, which did not have investor mortgages either period.

    So if you take away the $6 million from Investec that became BOQ specialist, there’s still $863 million of new bank investor mortgages that’s new between the two sets of statistics.

    If you take that out of the formula, investor lending only increased by 10.9%. That’s a little closer to APRA’s target.

    Some banks are worse than others

    If you look in the chart above, some banks have grown their year-on-year investor lending a lot more than others. For example, NAB’s increased by 14.05%. And Macquarie’s increased by 86.7%. And ANZ’s increased by 10.6%. In some cases, smaller banks were worse culprits. For example, ME Bank’s investor lending grew by 29.4%.

    Fewer people are investing, but those that do are buying more expensive properties

    It’s important to remember that APRA’s stats are for the total value of investor home loans. Not the individual number of properties.

    So it’s possible that fewer individuals are investing. But maybe the ones that do are buying more expensive investment properties.

    There’s two reasons behind this. First, average house prices have gone up a lot over the past year. The same properties cost more this May than they did within May last year. So anyone wanting to break into the market, or add to their portfolio, will be paying more. Banks could be making the same number of buyer deals — or even fewer — and still ending up with a higher amount of money on their books.

    Second, investors may be looking to a different type of property. One that is more expensive now, but they believe has more capital growth potential. Some experts say that there are too many flats coming on the market, and it’s slowing down the price growth. Others point out that supply of houses in desirable suburbs is strictly limited, although apartments could theoretically maintain getting built higher and denser.

    For example, look at the inner Melbourne suburb of Carlton. According to the REIV, home prices have gone up 15.7% over the last quarter. But unit prices have gone down 13.6% in the same time. Carlton is close to the University of Victoria, so it’s home to a lot of small apartments built for students. Or even look one suburb to the eastern of Carlton, to Fitzroy. House costs grew 4.7% last 1 / 4, but unit prices shrunk 10.1%.

    Of course, apartment prices aren’t shrinking everywhere. They’re still growing in the hottest Sydney suburbs. But in the majority of the growth areas popular with traders, house prices grow significantly faster than apartment costs.

    Some investors also prefer homes because they feel there’s much more freedom to make changes and enhancements, without a body corporate letting them know what to do.

    Investors are ramping upward their portfolio growth

    Some investors just want one investment property. They may plan to pay it off slowly, and employ the rental income to fund their retirement.

    But lots of investors want to grow their property portfolios as quickly as possible. Their aim is to be asset rich, and also for their leasing income to eventually substitute their salary.

    To grow their profile as quick as possible, an investor can do a couple of different things. 1, they can save up another down payment to buy another property. For the way expensive that other rentals are, it could take them a few years.

    Two, they are able to use the equity from their very first investment property to take out a mortgage on a second investment home. This is a popular tool with regard to fast portfolio growth. No doubt you’ve seen the ads and headlines; things like ‘23 year old builds 6-property $2.3 million property portfolio in one year!‘ What most of them fail to mention is that they obtained their first deposit from their parents. Or their parents went guarantor so they didn’t have to pay a deposit. But I digress.

    Many property investment spruikers point out that as long as there is a job that covers the space between the total rent and also the total mortgage repayments, you’ll be good. But if you lose your income and default, it sets off a chain reaction, and you could lose multiple properties at once.

    The problem is, it’s difficult to tell whether rabid portfolio growth is skewing APRA’s monthly figures. There isn’t much data on new, first-time-investor mortgages. There’s data from the ABS around the total value of new expense housing commitments. There’s data from APRA on the total dollar value of investor mortgages.

    But it’s difficult to tell how much of that buck value is individual investors adding new properties for their portfolio.

    So the dollar value of investor mortgages might be going up, but the banks might not be bringing in any new individual traders.

    How you can stay above the fray

    If you need to invest in property, but not always in housing, there is an option. You can invest in commercial property instead. And you don’t need the multi-million dollar loan to do it. In the report ‘Three Best Investments In Australia For 2015 And Beyond’, Kris Sayce shows you exactly how it’s done. He actually suggests a few stocks you can look at to get you started. Read this report and you’ll also discover two other kinds of investments which Kris believes could dramatically grow your wealth all through this year. Click here to find out how you can download your free duplicate of this report.

    Eva Mellors,
    Contributor, Money Morning

  • Why Adding China to the SDR Basket is Part of the Currency War

    Why Adding China to the SDR Basket is Part of the Currency War

    China stock market abstract

    China cut the central bank interest rate last week.

    For the sixth time this year.

    In addition, the Middle Kingdom lowered the amount of cash banks must keep in reserves.

    The People’s Bank of The far east (PBoC) is trying to jump start their own slowing economy.

    To put this in perspective, these are the most aggressive monetary policy steps from China since 08. During the financial crisis, China moved a massive 4 trillion yuan (AU$867 million) into its economy.

    As an Aussie, you remember the benefits of that.

    The thing is, the rate cut isn’t the news you should be paying attention to.

    This is the in your encounter information that most mainstream experts will crow about over the in a few days or two.

    However the real news for China, is barely getting a mention.

    As the trading world was digesting the speed cut, Bloomberg dropped this nugget of information:

    International Monetary Fund representatives possess told China that the yuan is likely to join the fund’s basket of reserve currencies soon, based on Chinese officials with knowledge of the matter, a move that may help to make more countries comfortable while using unit or including it in their foreign-exchange holdings.

    The IMF has given Chinese officials strong signals within meetings that the yuan is likely to earn inclusion in the current review of the Special Drawing Rights, the actual fund’s unit of account, stated three people who asked to not be identified because the speaks were private. Chinese officials are so confident of winning approval that they have begun preparing statements to celebrate the decision, according to two people.

    If you haven’t heard about Special Drawing Rights before, let me explain.

    Special Drawing Legal rights (SDRs), are an international form of cash created by the International Monetary Fund. SDRs derive their value from a weighted average of a basket of major currencies.

    With SDRs, it’s important to remember they aren’t an actual currency. Rather they’re a ‘claim’ upon freely useable currencies for members of the International Financial Fund (IMF).

    The idea of SDRs is to supplement currencies reserves of a specific country. Or they can be used to provide additional liquidity as needed.

    But there are two key things you need to understand about SDRs.

    First, they were created by the IMF within 1969, as a direct response to the limitations of gold and US dollar when paying international accounts.

    And second, they are supported by nothing. No bullion, no assets and no commitment of the first born.

    SDRs are nothing greater than a creation of powerful elites wishing to support the monetary system.

    Including the actual yuan in the SDR basket, means the yuan’s become a credible, international currency.

    And China, desperately wants to end up being invited to sit at the grown-ups desk.

    Even though it’s just a rumour at the moment, Financial institution of America Merrill Lynch estimates the yuan could have a potential weighting of 13%.

    At the last IMF evaluation in December 2010, the weighting share was divided unevenly in between four major currencies: euro 37.4%, Japanese yen 9.4%, pound sterling 11.3% and All of us dollar 41.9%.

    The potential 13% yuan weighting would likely mean both the US buck and the pound sterling lose a significant portion of their share.

    China attempted to have the yuan included at the last IMF meeting. But the IMF knocked them back, explaining the yuan didn’t satisfy the test of being ‘freely useable’.

    Freely useable can have two meanings. To some, readily useable means ‘fully convertible’. That is, a currency which is highly fluid and free from state controls. Based on that definition, the actual yuan isn’t freely useable.

    China places tight controls on how its residents use their money. There’s caps on how much citizens can take out of the country. International businesses must complete extensive paperwork before bringing any cash in. And foreigners are restricted, or limited to strict quota’s with regards to the country’s capital markets.

    These factors haven’t changed in much five years.

    But there’s another concept of freely usable. The IMF consider freely useable based on the utilization of a currency in international transactions. And whether it’s broadly traded on global marketplaces. So broadly speaking, the yuan right now meets the criteria. Being a fully convertible currency is only a benefit to be considered for SDRs.

    The thing is actually, the use of the yuan and state regulates over the currency haven’t changed that much in five years.

    Adding the actual yuan to the SDR basket gives the forex the credibility its leaders so desperately want.

    Earlier in this year, there was some noise regarding China being added to the actual SDR basket. But the talk vanished. And then China spent the better part of 2015 devaluing its yuan against the US dollar.

    Jim Rickards — the strategist of Currency Conflicts Trader — said many in the markets mistook this action as retaliation for not becoming added to the SDR basket.

    According to Jim that’s not the case.

    It’s a matter of when China will be permitted in the SDR basket. He reckons the procedure has been ‘elongated’. Telling subscribers:

    China’s devaluation was not retaliation, but a necessary realignment to the Fed’s disastrous strong dollar policy. These policy moves are of the utmost importance to the functioning of the international monetary system.

    They don’t happen from spite. These moves may surprise markets, but they are very carefully worked out behind the scenes. The elites see it coming; the everyday investor does not.

    Jim says investors must be aware China will be included to the SDR basket at the IMF’s December conference this year.

    For investors, the outcome is that this:

    The implications for investors tend to be profound. From now until next March, China includes a free hand to weaken the yuan somewhat further. That will put more deflationary pressure around the US, make the US buck stronger, and lead to added turmoil in US equity markets as earnings endure due to the strong dollar.

    The move to add the yuan into the SDR basket can create more market turbulence in the US. Don’t think Australia is defense from this either. These behind the scenes movements are all part of the currency wars Jim analyses on a weekly basis. To discover how to capitalise onto it, go here.

    Regards,

    Shae Russell

    Editor, Strategic Intelligence

    From the Port Phillip Publishing Library

    Special Report: If you want to get ahead in this world, it pays to have powerful friends within high places. With this brand new advisory, you’ll make one. A profile manager at the West Shore Group, and adviser upon international economics and monetary threats to the US Dod. Jim Rickards is no ordinary monetary newsletter writer.?And Strategic Intelligence is no ordinary newsletter… (more)

  • Who Wins in the Currency War: Emerging Markets versus the Big Four?

    Who Wins in the Currency War: Emerging Markets versus the Big Four?

    Stock Graph Zoom In statistic

    In July 2014 Brazil was web host to the biggest sports event in the world, the FIFA World Cup.

    A big event like this costs money. And a lot of it.

    All in Brazil expected around US$15 billion to host the event. On stadiums alone these people spent around US$3.9 billion. For 12 stadiums that’s around US$316 million on average every. Could Brazil afford to purchase this? Of course not. The citizen had to foot the bill.

    But not even the taxpayer could afford it.

    In 2014 Brazil collected about US$288 billion in tax revenues. A shortfall of US$28 billion. That shortfall is if you set aside all the money to the event. Don’t forget those tax receipts are money for running the nation too. Things like health, training and infrastructure. It’s actually most likely the taxpayer will foot the bill for decades to come.

    This tournament was supposed to reinvigorate Brazil’s economic climate. The government was hoping it would spur growth and attract investment. Put Brazil properly around the world stage.

    It didn’t.

    It feels like this might have been Brazil’s last roll of the dice. A way to emerge the economy from its emerging economy peers. But they didn’t realise is the fact that they’ll always be an emerging economic climate. At least, when you compare them to the actual might of the US or China…

    But Brazil bet the house. As well as decided to host the other greatest event in the world, the 2016 Olympic games.

    Tommy Andersson in his 2008 paper, ‘Impact of Mega-Events on the Economy’ estimates on average the economic benefit of an Olympic games is under US$10 billion. Estimates would be the Olympics will cost around US$16 billion.

    To make matters worse, since 2011 the actual Brazilian real is over 59% weaker against the US dollar.

    That’s great if you’re heading to the video games from the US on holiday. It isn’t so great when you’re trying to host the two biggest events in the world back to back. It’s thrown the Brazilian economy into a tailspin.

    So why is the real so weak? Exactly what did Brazil do, apart from maybe be a little overambitious? How come now the real is up presently there with the worst performing foreign currencies in the world? Well as Jim Rickards, Strategist for Strategic Intelligence explains in today’s essay it’s all down to the Currency Wars playing out amongst the world’s ‘Big Four’ – US, China, Japan as well as Europe.

    Of course it’s not just South america. As you’ll see Jim illustrates the plight of Korea also. In fact these wars impact all emerging economies. You see when the Big 4 play out their Currency Conflicts, they play to win, and everyone else loses. Especially the actual emerging economies like South america and Korea.

    Regards,

    Sam

    Who Wins the Currency War: Emerging Marketplaces Vs the Big Four?

    By Rick Rickards, Strategist, Strategic Intelligence

    For better or worse, emerging markets have become roadkill in the currency wars.

    Perhaps ‘collateral damage’ is a better term for this, since collateral damage is used to describe innocent victims associated with fighting among hostile adversaries.

    All wars produce collateral harm, and the currency wars are no exception.

    The major adversaries within the currency wars are the US, China, Europe and Japan.

    Each of these four economic forces is confronted with the same dilemma. There is too much debt in the world, and not enough growth.

    If growth were strong, the debt would be manageable and countries would not care much if one player tried to manipulate its forex. But growth is not powerful; it’s weak. And getting weaker all over the world.

    And sovereign debt just keeps growing.

    It’s easy to make fun of countries such as Japan that have debt-to-GDP ratios over 200%, but the US and The far east are not that far at the rear of and are catching up fast.

    The whole world is beginning to look like A holiday in greece.

    The key to solving the sovereign financial debt problem is nominal growth, which consists of real growth plus inflation.

    If nominal growth is rising faster than your deficit, then the debt-to-GDP ratio goes down and your sovereign debts are viewed as sustainable.

    The opposite is happening.

    Deficits persist in the major economies, but nominal growth is actually weak. In fact, nominal development in some countries, including the US and Japan on occasion, is really negative, in part because inflation offers turned to deflation.

    Real growth is important, however when it comes to paying your debts, minimal growth is what counts, because debt is paid in nominal dollars. In a world of deflation, minimal growth is actually?lower?than real growth. The world of sovereign debt management has been turned upside down.

    The major financial powers are fighting deflation by devaluing their currencies.

    A devaluation raises the price of imports such as energy, commodities and manufactured goods.

    These higher import prices feed through the logistics and put upward price pressure on finished goods and competing products.

    The problem is that does not everyone can devalue at once; nations have to take turns.

    China had a fragile yuan policy in 2009. By 2011, the US had engineered a weak dollar. Beginning in late Next year, Japan orchestrated the weak yen with Abenomics.

    By mid-2014, it was time for the fragile euro, which was achieved through the ECB using negative interest rates as well as quantitative easing. The major economies keep passing the currency wars canteen, hoping that everyone can get just enough relief to keep the game heading.

    Still, robust global growth is nowhere in sight.

    Where does this depart emerging markets?

    Unfortunately for them, emerging markets are simply not large enough or important enough to factor into the calculations of the main economic powers.

    It’s not that the large central banks don’t care; it’s just that there are limits to what they can do. The US, China, Japan and Europe, the ‘Big Four’, account for almost two-thirds of global Gross domestic product. All of the other developed economies and the emerging markets combined take into account the remaining third. As far as the Big Four are concerned, the rest of the world are just along for the trip.

    When the Big Four fight the actual currency wars, sometimes they win and sometimes they shed.

    But the emerging markets always shed. The emerging markets have been painted into a corner and cannot escape the room.

    Here’s why.

    When a good emerging-market currency weakens, capital leaves the nation and heads for strong-currency locations such as the US. This funds flight causes declines within asset markets such as stocks and real estate.

    A weak currency in an emerging-market economy also makes it harder to pay off dollar-denominated corporate financial debt. This can lead to debt defaults and even more capital flight.

    In a worst case, you can have a full-blown emerging-market meltdown of the kind that happened in 1997-98.

    But when an emerging-market currency strengthens, its exporters suffer, and its tourism sector can be hurt also. This is happening in Korea these days.

    The relatively strong won has the Korean economy on the brink of economic downturn because they are losing export competitiveness to Japan, Taiwan and other competitors.

    So a weak currency causes funds flight and asset crashes, and a strong currency leads to recession and hurts exports.

    Emerging financial markets are between a rock and a difficult place, and they will stay there so long as the Big Four are battling the currency wars.

    One means to fix this dilemma is a resumption associated with strong economic growth in the Big Four. In a world of strong growth and stable forex rates, emerging markets can succeed with exports of commodities and manufactured goods as well as tourism and services.

    But strong growth is not in sight.

    Another solution is capital controls. But capital controls tend to be discouraged by the IMF and are considered a sign of desperation.

    Neither strong development nor capital controls are on the horizon right now, therefore emerging markets will remain in this ‘heads you win, tails I lose’ posture relative to the Big Four.

    Emerging market financial systems don’t have the right type of weaponry to defend themselves in currency wars.

    The emerging markets are in position to lose both ways.

    Regards,

    Jim Rickards,

    Strategist, Strategic Intelligence

    Ed Note: the above article first appeared like a Strategic Intelligence weekly update

  • How Bad Would a Property Bubble Bust Really Be?

    How Bad Would a Property Bubble Bust Really Be?

    property_lge

    Analysis firm LF Economics thinks there’s a serious property price bubble. And it might pop in 2017.

    According to a recent statement they’ve released, the current percolate is much worse than the types we’ve had in the past. They said:

    Housing prices across all capitals remain grossly inflated relative to rents, income, inflation as well as GDP. What event or even set of events triggers the beginning of the end of the housing percolate is not yet known.’

    ‘…A bloodbath in the housing market, however, appears a close to certainty due to the magnitude associated with falls required for housing costs to again reflect economic fundamentals.’

    So how bad would the actual ‘bloodbath’ really be?

    Where would prices go?

    The authors think house prices should ‘reflect economic fundamentals‘. To do that, they might have to fall back in line with income, rent, inflation and GDP growth rates.

    For the actual sake of simplicity, we’ll just look at one of them: income.

    Dwelling price to income ratio is a popular way of measuring whether real estate is overvalued. It’s simply the percentage of household income towards the price of the dwelling. Exactly how overinflated housing is depends on that set of data you look at. There’s public data and private market intelligence, as well as info gathered by industry peak bodies. But for the sake of simplicity, let’s use these charts produced by the RBA using earnings of data from a variety of sources.

    Dwelling price to income ratios
    Source: rba.gov.au
    [Click to enlarge]

    In the chart on the left, you can see that the national average price to income ratio stayed within a range of 2 to 4 up until the late 1990’s. And in capital cities, that range gets larger — around 3-6. To put that in perspective, all over the world, it’s about four.

    So what’s the average household income at the moment? Nicely again, that depends on whom you ask. But just say you decide to use the ABS’s latest stats on weekly earnings, released in February. Then say there’s an average of two grown ups in the household, and they each make the equivalent of ‘all employees average every week total earnings‘. And that they’re not obtaining income from other sources. Their annual household income would be about $117,300.

    So if home prices went back to, state, three times average household earnings, the average house price around australia would be $351,900. Currently, it’s about $571,500 according to stats launched by the ABS in February.

    That’s a 32% drop.

    Then again, that changes with different variables like employment levels and higher typical salaries in capital cities.

    For example, the report authors believe that Melbourne will be amongst the most detrimental hit when the bubble pops. If you look again at the charts above, Melbourne has the third highest dwelling price to income ratio. If the ratio dropped to 1 / 2 of what it is now — back in the 3 to 4 range — house prices could go the same way.

    But the national average is still a good indicator.

    Of course, thinking of investing in property but don’t like the sound of a potential housing bubble, there are other methods to add property to your profile whilst keeping your exposure minimum. In his report ‘5 Things You Can Do In The Next 30 Days To Boost Your Pension Pot’, Kris Sayce shows you exactly how it’s done. He even suggests a stock that may fit your property exposure needs. Read this report and you’ll also discover the single biggest factor that determines the size of your pension pot. Click here to find out how to get your free copy.

    Eva Mellors
    Factor, Money Morning

  • The Aussie Crisis That’s Bigger Than Greece…

    The Aussie Crisis That’s Bigger Than Greece…

    Australia High Resolution Economy Concept

    As we expected, Greece and Europe look set in order to strike a deal.

    The troubles are more than.

    You can go about your business with no care in the world.

    But wait. Not too fast.

    Greece and Europe may have stitched up a deal for the time being, but it won’t last.

    And besides, the goings on within Greece should be the last associated with any Aussie investor’s worries. Because at home, things look established to get a whole lot worse…

    For years, we’ve written about the actual precarious nature of the Australian economy.

    Most within the mainstream insisted that Sydney had a miracle economy.

    In reality, it was nothing of the sort. The actual Aussie economy thrived on one thing — resources.

    Now that the resources boom is over, the fortunes from the Aussie economy are over too.

    No brains required for this boom

    Let’s get one thing straight: there is nothing wise about having a resources-led economy.

    It doesn’t take even one jot of innovation or brains to have an abundance of sources.

    It’s pure luck. It’utes the result of millions and vast amounts of years of geological change.

    The fact that you will find recoverable resources in Western Sydney, Queensland, South Australia, and elsewhere is purely a matter of geology rather than anything any Australian has been able to achieve.

    Granted, the ability to dig these resources from the ground does take skill…a lot of skill. So the Aussie economy may thank the likes of Caterpillar [NYSE:CAT] and Komatsu [TYO:6301] for making it possible.

    OK, we’re being a little flippant. We’re not saying that Aussie businesses and individuals haven’t been involved in the success of the resources sector.

    What we are stating is that it doesn’t look as if the skills developed for the mining boom are easily transferrable to other sectors of the economy.

    And that’s the issue.

    The biggest housing bubble in the nation’s history

    But don’t just take the word for it. Two tales jumped out at us last night. First, this one from the Brisbane Times:

    The Australian real estate market is in the grip of the biggest housing bubble in the nation’s history and Melbourne will be at the epicentre of the historic "bloodbath" when it bursts, according to two housing economists.

    Lindsay David as well as Philip Soos, who have authored books around the overheated housing market, have berated the housing industry and politicians who refuse to acknowledge the existence of a bubble as a result of perceived shortage of housing within the major capitals.

    In their statement, Messrs David and Soos write:

    This calamitous result’s especially likely in Melbourne where rents have not elevated in real terms since 2010. Melbourne is primed to become the epicentre of a legendary housing market crash due to the combination of the staggering boom in real housing prices (178 per cent). Perth is also inside a serious predicament.

    Zoiks! If you’ve study Money Morning for some years, you’ll know that we’ve long warned about the Aussie housing bubble. We warned about it for so long, that we gave up warning about it when the bubble didn’t burst.

    We thought there wasn’t any stage repeating the same message. Those who didn’t believe us would never believe us, so what had been the point?

    For everyone else, be warned. If David and Soos are right (and we have no doubt they’re right), an epic house cost crash is coming.

    But that wasn’capital t the only story to stick out. Take this from the Australian Monetary Review:

    More than one-third of Australia is in recession, with a shrinking handful of locations generating most of its wealth, according to research that highlights the need for businesses and governments to make tough investment as well as spending decisions.

    The groundbreaking work by accounting giant PwC implies that close to one in every $ 5 of national income is produced by just 10 locations out of 2214 nationally, led by the central business districts of Melbourne and Sydney as well as the iron-ore-rich Pilbara in the north-west.

    But even there, the definition of ‘locations generating the majority of its wealth’ needs to be qualified.

    Are they really generating wealth, or are they generating more debt? Most in the mainstream consider rising house prices to be a manifestation of increased wealth.

    But that increased wealth is only possible with increased financial debt. If the increase in debt halts (as it surely will), you may expect the increase in wealth to prevent too.

    For many, it’s too late

    There’s no doubt that it’utes a worrying time for the actual Aussie economy.

    But for most people it’utes too late to do anything about it.

    They’ve already mortgaged themselves up to the eyeballs, believing that home prices only ever go up.

    Now they’lso are in too deep. Even if they realise it can’t last, pride will stop them through getting out. After all, even if they just bought a reasonably priced house four years ago, they’ll have forked out around $100,000 in stamp duty and interest charges.

    If they offered today, their total costs would far exceed any kind of capital gains. And as we all know from investing in the stock market, no-one actually likes taking a loss…they always would rather hang in there, believing their investment will come good in the end.

    But don’t be so sure of that. The Aussie economy has gone 24 years without a recession. So the first is long overdue. And when it comes down, it will be painful.

    Don’t say we didn’t warn a person.

    Cheers,
    Kris

    PS. It’s not just Australia that’s at risk of trouble. The whole world is dealing with a deep economic and monetary turmoil. If you haven’t prepared for this, you’re putting your prosperity in grave danger. To find out how you can prepare for this crisis, go here.